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Key Centre – Shifnal

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Key Centre – Shifnal Location 1 Summary of Settlement Study Area and Location Introduction The market town of Shifnal is Shropshire's largest key centre as identified in the Pre-Submission Draft Local Plan (2020). The study area boundary as defined within this Green Infrastructure Strategy is a 1km offset from the settlement limits. The identified study area is approximately 1km north west from the study limits of RAF Cosford Strategic Site. The settlement is located within eastern Shropshire, 5km east of Telford and 20km west of Wolverhampton. The settlement is surrounded completely by designated Green Belt land. Shifnal's transport links have contributed to the growth of the town. Historically the settlement presented a stopping point for travel between London and Holyhead. The Shrewsbury to Wolverhampton rail line, and the M54 corridor form prominent transport corridors. In 2016, Shifnal had a population of nearly 7,000 people1, and is the 7th most populous town in Shropshire. Development context Existing development allocations in the town are set out in the SAMDev (2015)2, however the Shropshire Local Plan is currently being reviewed. The Local Plan Review: Consultation on Preferred Sites proposes other sites, which are not yet adopted. The sites currently allocated and those being proposed are set out below. Existing Housing allocations within the town (SAMDev Sites, 20153): Site SHI004/a: Land south of Aston Road, Shifnal. Site provision: 115 dwellings Site SHI004/b: Land between Lawton Road and Stanton Road, Shifnal. Site provision: 100 dwellings Site SHI006-a: Land north of Wolverhampton Road, Shifnal. Site provision: 250 dwellings Existing Employment land allocations (SAMDev Sites, 2015): Site SHI004/c: Land between Lawton Road and Lamledge Lane, Shifnal. Provision: 2 ha Site ELR021: Land at J.N. Bentley Ltd off Lamledge Lane, Shifnal. Provision 2 ha The Proposed Housing Allocations included within the Shropshire Pre-Submission Draft Local Plan (2020) are: Site SHF013: Land adjoining Meadow Drive: Site Area 2.6ha. Site capacity 65 dwellings Sites SHF015 & SHF029 land adjoining Beech House. Size: 4ha. Capacity 65 dwellings Site SHF022 and part SHF023: Land Windmill View and The Monument on A464, Shifnal (south east). Site Area: 4ha. Site capacity: Approx 100 dwellings. The Proposed Employment Land Allocation included within the Shropshire Pre-Submission Draft Local Plan (2020) is: Site SHF018b and SHF018d: East of Shifnal Industrial Estate, Upton lane, Shifnal (east). Site Area: 39ha. Site capacity: Approx 15ha of employment land. Preferred Land Safeguarded for Future Development Beyond 2036 Ref: SHF019 (10ha) South East Shifnal, Ref: P15bWest (3ha) South East Shifnal, Ref: P16a (22ha) South Shifnal, Ref: SHF017 south / SHF017 north (36ha) South West/West Shifnal, Ref: P17a (3ha) West Shifnal, Ref: SHF018a (4.5ha) East Shifnal, Ref: P14 (10ha) East Shifnal Shifnal is proposed to accommodate an additional 1,500 dwellings and 41 hectares of employment land between 2016 and 2038. The proposed allocations are located to the south and the east of the settlement edge. In addition, there is a significant amount of safeguarded land for future development, to the southwest of the settlement edge, and a smaller area between the proposed eastern employment allocation. Allocation of the sites and proposed safeguarded land set out in the Pre- Submission Draft Local Plan (2020) will require release of Green Belt land. _________________________________________________ 1 Shropshire Local Plan Review: Consultation on Preferred Sites, 2018 2 Shropshire Council Site Allocations and Management of Development (SAMDev) Plan 2015 3 Shropshire Council Site Allocations and Management of Development (SAMDev) Plan 2015 2 Grade I listed St Andrews Church Accessible open space at Wheatley Drive Recreation Ground The Right of Way 0141/12/1and promoted work Shifnal P3 Recreational fishing pond at Haughton Hall 3 Existing Green Infrastructure Assets and Key Constraints 4 Existing Green Infrastructure Assets and Constraints Theme Existing Green Infrastructure Assets / Constraints Biodiversity Designated Sites There are no local or national ecological designations within the study area. There are two SSSI impact risk zones which run through the site, however these are for air pollution reasons only and are unlikely to apply to residential developments. Notable and Priority Habitats Existing green infrastructure assets with a biodiversity focus in Shifnal are dominated by woodlands and trees. – Linear tracts of deciduous woodland are present within the settlement and its surroundings, for example around Haughton Hall and the M54 underpass with the B4379. These features are noted in the Priority Habitat Inventory, – Of particular note is the Ancient Replanted Woodland at Aston Coppice, and the Semi Natural Ancient Woodland at Knowl Wood, just outside the study area. These ancient woodlands are also documented as Core Areas in the Shropshire Environmental Network. Key Theme 1: Biodiversity At the northern edge of the study area, near Decker Hall Farm there is a good quality, semi- and Geology improved natural grassland, noted in the Priority Habitat Inventory. Natural verges border many of the major transport routes through the settlement, for example along the A4619, A464 and B4379, although the M54 lacks these. Wesley Brook, the railway line and Shifnal Golf Club are a Key Corridors within the town, which are highlighted in the Shropshire Environmental Network. There are no restoration / creation areas in the Shropshire Environment Network in the study area. There are also no Natural England Habitat Mapping areas. Species There are a number of records of protected and priority amphibian and invertebrate species south east of the settlement. These records, include Great Crested Newt, found in fields and woodlands on the edge of Shifnal and close to the fishing ponds to the southwest of the town. Within Wesley Brook there are records of the protected species White-Clawed Crayfish alongside invasive Signal Crayfish. Bats have been recorded both within the town and in farm buildings in the surrounding countryside. Please note, species records only reflect what was present when the surveyor was on site and may not be exhaustive of the true species and geographic spread within the study area. Geology There are no RIGs within this study area. 5 Landscape The landscape surrounding Shifnal is predominantly characterised as Sandstone Estatelands, with Estate Farmlands present further afield4. These medium and large-scale landscapes include clustered settlements, and parklands associated with country houses. Surrounding Wesley Brook, south west of Shifnal, the character area is Incised Sandstone Valleys, which is on a smaller scale, incorporated shallow, steep sided valleys and linear tree belts. Key Theme 2: In general, the landscape immediately surrounding the settlement has a lower sensitivity to Landscape, development, and the most eastern part of the study area is more sensitive to development than the Heritage and western edge. Culture Heritage There are a number of Grade II and Grade II* listed buildings within and surrounding Shifnal including: – Grade II* listed building at Haughton Hall – Several Grade II listed building alongside Wesley Brook at Keepers Cottage – St Andrews Church within Shifnal is Grade I listed. There is a Scheduled Monument just outside the northern buffer by Drayton Lodge Farm There are three conservation areas within the settlement and its surroundings: – Shifnal Conservation Area around the town centre around St Andrews Church and Market Place – Shifnal Broadway Conservation Area along B4379 and around – Haughton Conservation Area which borders Shifnal to the north east Fresh Water Assets Wesley Brook, a tributary of the River Worfe, runs through the town, from the west around the hamlet of Haughton and travelling south towards Bridgnorth. There several ponds located on the north western edge of the study area east of the M54 Jct 4 Services. These are most probably associated with the development of the motorway. There are two fishing ponds to the southeast of the town, south of Lamledge lane, and an additional open water area to the east of these to the immediate south of the railway line. Flooding Key Theme 3: Shifnal lies across the rising land in the catchment of the River Worfe fed by the Wesley Brook lying Water on the south-west edge of the town. The extent of the Flood Zones is fairly well confined due to the Resources topography of the surrounding areas; however, properties that back onto the Wesley Brook through the town, south of Haughton Road to where the Brook leave Shifnal are located within Flood Zones 2 and 3. Due to the relationship of the built settlement with the River Worfe and Wesley Book, flooding is considered to be a significant issue in Shifnal. Two flood defence schemes are proposed as ‘Priority A’ projects in the Shifnal Place Plan, one to protect 87 properties from flooding related to the Wesley Brook (to be complete by 2021) and another to protect approximately 50 properties post 2021. A feasibility study into channel widening of the Wesley Brook is also included in the Shifnal Place Plan. The strategic flood risk assessment5 sets out that there are small, isolated areas of surface water flooding in the 30-year event, notably along Curriers Lane and Barn Road with no notable overland flow routes towards the Wesley Brook. This is similar for the 100-year event, with notable ponding along Aston Road. Overland flow routes are more predominant in the 1,000- year event, with notable overland flow routes being along the B4379 and Victoria Road. The Shifnal Surface Water Management Plan (2013) sets out approximately 20% of Shifnal may be affected by Surface Water flooding. It sets out that a scheme to attenuate surface water flows from the north of Shifnal could reduce flood risk in the town. However, the location earmarked in this _________________________________________________ 4 The Shropshire Landscape Typology, 2006 5 Strategic Flood Risk Assessment 2018 6 document is allocated in the Shifnal Neighbourhood Plan (2016) for a new health centre.
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